Building Report vs Methamphetamine Test
A building report assesses the structural and physical condition of a property. A meth test checks for methamphetamine contamination residue. They cover entirely different risks — a building report will not detect meth, and a meth test will not find a leaky roof.
Side-by-Side Comparison
| Attribute | Building Report | Methamphetamine Test |
|---|---|---|
| Source | Independent building inspector (NZIBI or equivalent) | Certified meth testing company |
| Cost | $400-$800+ | $150-$400 (composite screening); $800-$2,000+ (detailed room-by-room) |
| Turnaround | 2-5 working days | 1-5 working days (depends on lab analysis) |
| Content focus | Structure, cladding, roof, subfloor, plumbing, electrical, moisture | Methamphetamine residue levels on surfaces throughout the property |
| Testing method | Visual inspection, moisture meter, thermal imaging (in full reports) | Surface swab samples analysed in a certified laboratory |
| Contamination threshold | Not applicable | 15 micrograms per 100 cm² (NZ Standard NZS 8510) |
| Remediation cost if issues found | Varies widely — $500 for minor repairs to $100,000+ for major weathertightness issues | $2,000-$5,000 for light contamination; $20,000-$100,000+ for heavy contamination |
| Impact on insurance and lending | Significant defects may affect insurance and bank willingness to lend | Confirmed contamination above threshold can make property uninsurable and unlendable |
Building Report Explained
A building report is a comprehensive physical inspection of a property's condition. The inspector examines the structure, cladding, roofing, guttering, subfloor, plumbing, electrical wiring, insulation, ventilation, moisture levels, and overall maintenance state. The result is a detailed written report identifying defects, areas of concern, and recommended repairs.
Building reports are the primary tool for understanding a property's physical health. They can reveal leaky roofs, moisture ingress, structural movement, rotten timber, poor drainage, and deferred maintenance. For properties built during the leaky building era (mid-1990s to mid-2000s), building reports with thorough moisture testing are especially critical.
However, a standard building report does not test for chemical contamination. Methamphetamine residue, asbestos presence, and lead paint are typically outside the scope of a building inspection and require specialist testing.
Methamphetamine Test Explained
A methamphetamine test determines whether a property has been contaminated by methamphetamine manufacture or heavy use. Certified technicians take surface swab samples from multiple locations throughout the property, which are then analysed by an accredited laboratory.
The current New Zealand Standard (NZS 8510) sets the acceptable contamination threshold at 15 micrograms per 100 cm². Properties testing above this level are considered contaminated and require professional decontamination before they are safe for habitation. This threshold was raised from the previous 1.5 micrograms per 100 cm² level, which was widely considered overly conservative.
Meth contamination is invisible to the eye and cannot be detected during a standard building inspection. The only way to know is to test. Properties with a history of rental use, those in certain neighbourhoods, or those with unexplained staining, chemical odours, or modified ventilation may warrant testing as part of due diligence.
Do You Need Both?
A building report is essential for virtually every property purchase. A meth test is situational — recommended if there are risk indicators such as previous rental use, unexplained modifications, chemical odours, or if you simply want peace of mind. Many buyers now include meth testing as standard due diligence alongside the building inspection, particularly for ex-rental properties.
Which Should You Get First?
Get the building report first — it is relevant for every property and provides the broadest assessment of physical condition. If risk indicators are present or you want comprehensive due diligence, arrange the meth test to happen around the same time. Both can typically be completed within your standard due diligence window.
Frequently Asked Questions
Will a building inspector detect meth contamination?
No. Meth residue is invisible and odourless at lower contamination levels. A building inspector may notice suspicious modifications (altered ventilation, chemical staining) that suggest meth activity, but detecting actual contamination requires laboratory-analysed surface swab testing.
What is the current meth contamination threshold in New Zealand?
The NZS 8510 standard sets the threshold at 15 micrograms per 100 cm². This was revised upward from the previous 1.5 micrograms per 100 cm² level. Properties testing above 15 micrograms per 100 cm² require professional decontamination.
Should I get a meth test on every property I buy?
It is not strictly necessary for every property, but many buyers now include it as standard due diligence, especially for ex-rental properties. The cost of a basic composite screening test ($150-$300) is modest compared to the potential cost of remediation if contamination is discovered later.
Related Terms
Weathertightness
GlossaryA building's ability to prevent water from entering the structure through its exterior envelope — the roof, walls, windows, and other external elements.
Building Consent
GlossaryOfficial council approval required before you can carry out most building work in New Zealand.
LIM Report
GlossaryA Land Information Memorandum — an official council report summarising everything the council knows about a property.
LIM Report vs Title Search
CompareA LIM report tells you what the council knows about a property. A title search shows who owns it and what legal interests are registered against it. You need both.
LIM Report vs Building Report
CompareA LIM tells you what the council knows on paper. A building report tells you the physical condition of the property. They cover completely different things — get both.
Building Report vs Building Consent Search
CompareA building report is a physical inspection of the property by a qualified inspector. A building consent search is a paper-based check of what building consents the council has on file. One tells you the condition; the other tells you the compliance history.
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